Rustico/casale
Pochi km. da GAVORRANO A soli 15 MINUTI da FOLLONICA [ ns. esclusiva] ANNESSO AGRICOLO dalle particolarità uniche, DUE VANI CON BAGNO perfettamente costruiti. 42 mq offre un'esperienza dall'atmosfera tipica stile Toscano - di facile accessibilità poiché dotato di strada comoda e non dissestata. Si tratta di un vero rifugio incastonato nelle colline della campagna maremmana. ANNESSO AGRICOLO...
What it really costs
See what needs doing and what each job costs
The listing is explicitly an 'annesso agricolo', which is a veto red flag because it is not a standard dwelling despite having 42 sqm and a bathroom. At €99,000 (€2,357/m²), it is also far above the weak Toscana farmhouse baseline of €509/m², but the legal/use issue is the decisive factor.
More on the house and the area
This is a genuinely atmospheric little Maremma retreat, with lush planted garden spaces, covered outdoor living areas and warm rustic details like beams, brick arches and a fireplace. It looks finished, furnished and usable now rather than a renovation shell, though it is tiny and the interior is more cosy-functional than beautiful. The strongest wow comes from the outdoor lifestyle and garden setting, not from dramatic views or grand architecture.
Decoration, tired fittings, a bathroom or a kitchen. The house is liveable as it stands.
Our read of the photos is €200/m². There is no published price band below €350/m², so the range is that figure widened by the spread of the lightest band.
Materials only, work you may do yourself€3,000 – €5,000
Wiring, water and sanitary work of any kind, heating, air conditioning and gas go to a registered firm by law, and so do flues and the air openings for gas appliances. That labour stays in the bill. Yours is the stripping out, plaster, paint, floors, tiling and carpentry.
Labour is 61% of a renovation price on average and 67% at the median, across 191 items of the Emilia-Romagna 2025 public price list. Materials are the rest. An averaged price list, not a quote.
Materials you buy yourself carry 22% VAT; supplied by the firm doing the work they go at the 10% renovation rate. On a €30,000 materials bill that is €3,600 of extra tax.
Household wiring installed before 13 March 1990 counts as compliant if it has a main breaker with overcurrent protection, protection against direct contact and a 30 mA RCD. Having a firm bring the existing wiring up to that and certify it is the cheapest lawful route.
- Very small at 42 sqm, more of a compact retreat than a full-time family home.
- Listed as an agricultural outbuilding (annesso agricolo), so legal residential use should be checked carefully.
- Interiors look usable and finished but somewhat dark and dated rather than stylish.
- No proven sea or open countryside views in the photos.
Estimate from the listing and its photos, not a survey. Treat it as the starting point for your own quotes. An Italian builder's quote is normally written without VAT and without design fees, so add about a quarter to any figure a firm gives you.
The area around
Location score 68/100The cluster is in the Metalliferous Hills of southern Tuscany, with low ridges, woods and cultivated slopes around Gavorrano. The Gulf of Follonica and the Tyrrhenian coast are about 13 km away, and the coastal plain between the hills and the sea is part of daily life here. This is the Maremma, known for olive groves, vineyards and former mining areas; around Gavorrano there are visible traces of the mining landscape linked to pyrite extraction. Follonica is the nearest larger town, with full services, rail connections and beaches. Massa Marittima, within about 15 km, is a major historic hill town with a substantial medieval centre and cathedral. The Bandite di Scarlino area lies nearby on the coastal hills and woods toward the sea.